My partner and I intend to remortgage our penthouse in Shirley with Lloyds. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this document specific to the Lloyds conveyancing panel as he never had to sign this form when we purchased 5 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
First, rest assured that your Lloyds conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Lloyds. This is solely used to protect Lloyds if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Lloyds had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Is there a search tool that I can use to check that the solicitor carrying out my conveyancing in Shirley is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Barnsley Building Society thus paying £175.00 in further legal invoice.
Feel free to take advantage of the search tool on this page. Pick the lender and type ‘Shirley’ or your preferred area and you will discover numerous solicitors based in Shirley or nearest you.
I can see plenty of here regarding conveyancing in Shirley but can you isolate your top tip for finding the right conveyancer in Shirley
We would encourage you not to go for the lowest Shirley conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
When it comes to lenders such as Virgin Money, do Shirley conveyancers face a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I am buying a property in Shirley. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?
Given that your lender is Barclays your lawyer must check the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Barclays where a lease does not meet these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Shirley.
I have justfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Shirley for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The quickest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shirley conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Shirley is where the house is located. What do you suggest?
Flying freeholds in Shirley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shirley you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shirley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I need to find a conveyancing solicitor for some conveyancing in Shirley. I've land on a web site which appears to be the perfect offering If it is possible to get all this stuff done via phone that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?